Foundation Repair Cost in Garland, Texas ()
Foundation repair cost in Garland, Texas ranges from $2,000 to $20,600 depending on the severity of the problem. It is difficult to provide an estimated cost (which is why this estimate is so broad) without evaluating the specific circumstances of the project. Some foundation cracks may be the result of past settlement and may only need to be sealed. Other foundation issues may require significant underpinning, which is an expensive proposition. To get a more accurate cost for your foundation repair project, request a quote. Please note that if you use our matching service, we may be compensated.
Topics Covered in this Guide: Foundation Repair Cost | Foundation Repair Cost Factors | Frequently Asked Questions | Related Cost Guides | Find Foundation Repair Contractors |
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How Much Does Foundation Repair Cost in Garland, TX?
Foundation repair cost in Garland, Texas ranges from $2,000 to $20,600 depending on the severity of the problem. We understand that this is a broad estimate of cost. However, when it comes to foundation repair, every project is significantly different. Whereas some projects require simple patches, others may require new foundation footings or piles. This can be an expensive proposition. Consult with a contractor to discuss your particular situation.
This guide is intended to provide you an approximate foundation repair cost in Garland, TX. To get a quote for your specific project, request a free estimate. Our research, although general in nature, does include feedback provided by foundation repair contractors and research conducted by the HomeBlue staff.
Foundation crack repair cost based on the repairs required:
- Major foundation repairs (underpinning and piles required): $2,000 to $20,600.
- Note: Underpinning requires digging down past the existing footings of the structure and providing reinforcement. Sometimes piles are used to complete this task. These types of repairs are required when the soil beneath the structure is compacting or moving (thus causing the walls to sink or crack).
- Minor foundation crack repairs and basic waterproofing : $1,600 to $3,300.
- Note: Sometimes settlement has stopped and only remedial repairs are required. This can include patching cracks and waterproofing so that water cannot enter the structure.
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Factors that Influence Foundation Crack Repair Cost in Garland
When foundation companies come to provide you an estimate, they will take into account several factors that can increase or decrease the cost of your project. Pricing for your foundation repair project will vary based on the severity of the damage to your foundation. Here are a few things to keep in mind when you get quotes from foundation repair companies:
Your prices may be higher when:
- Settlement is still occurring (cracks are getting bigger).
- The soil beneath the structure is marine clay (which continues to settle).
- Deep foundation repair systems or helical piers are required.
- Water needs to be diverted away from the structure.
- Interior and exterior foundation drains are required.
- The structure requires structural reinforcement to avoid collapse.
- Partial rebuilding of structure is required.
- The site has a significant slope or is rocky.
- Permits are required.
- The location of your property makes it challenging for contractors to access the site or transport equipment and materials.
- Your property is situated in an area with higher labor and material costs.
Your prices may be lower when:
- Settlement has ceased and only cracks need to be repaired or reinforced.
- Soil samples reveal stable soil.
- Water is properly draining away from the house.
- Minor structural repairs are required.
- The repairs are covered by insurance.
- Only exterior foundation repairs are required (sealing foundation and walls).
- Your property is easily accessible for contractors, allowing smooth transportation of equipment and materials.
- Your property is located in an area with lower labor and material costs.
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Foundation Repair FAQs
Here are a few frequently asked questions related to foundation repairs:
You can find foundation repair contractors in Garland by 1) asking a neighbor for a referral, especially if they recently hired a contractor to repair their foundation, 2) searching for “foundation repair contractors” in your favorite search engine, 3) using a traditional paper directory resource (yellow pages), 4) looking for ads on your local TV station, 5) using an online matching service (a convenient way to find a local pro).
Here is a list of items that suggest you may have a foundation issues: 1) cracks in walls, floors and ceilings (however, normal settlement will also cause these things to happen), 2) uneven floors or ceilings (floors are sloping significantly), 3) doors and windows stick (difficult to open or close), 4) visible gaps are seen around doors and windows, 5) cracks are visible in the foundation and in exterior walls.
Common causes of foundation problems include: 1) soil movement (contracting, expanding, or settling), 2) poor drainage and water issues (water is pooling against the structure and damaging the foundation), 3) tree roots are growing into the foundation or structure (pressure from tree roots can damage material), 4) poor design and sub-standard construction has led to structural or material failure, 5) earthquakes, tornados, hurricanes and other natural disasters.
It is possible that you will need a building permit to repair your foundation (especially if structural repairs are required). Discuss the permit process with the contractors you are considering for the project. A seasoned and reputable contractor should be comfortable and willing to help guide you through the process or willing to handle the task as part of their contract.
There are a number of different methods used to repair foundations including: 1) slabjacking or mudjacking (which involves the injection of material under a slab or structure), 2) underpinning or piering (which involves the insertion of new or additional footers to support the structure), 3) helical piers (which look like large screws that are inserted into the ground below your structure to support a new footer), 4) jacks or lifts (which raise the slab or foundation so that a new footer can be placed under the structure.
The rules vary from jurisdiction to jurisdiction. It is advisable to disclose known foundation problems prospective buyers. With proper disclosures, the decision typically resides with the purchaser as to whether they choose to proceed. Consider getting a repair cost from a contractor so you have the information available to prospective purchasers. That way if they want to negotiate a lower price, you have the information necessary to make a decision.
The simple answer is, yes. However, not all cracks are cause for concern. Some amount of settlement is normal. However, if you monitor cracks and notice that they are getting larger, you should have a contractor or design professional take a look and provide you some advice.
Related Cost Guides
We have researched several other closely related projects. If one of these projects better represents the type of project you are undertaking, please check out the appropriate guide:
- Building a new house? Home Building Cost Guide for Garland, TX
- Need basement waterproofing? Basement Waterproofing Cost Guide for Garland, TX
- Building a home addition? Home Addition Cost Guide for Garland, TX
- Need to install french drains? French Drain Cost Guide for Garland, TX
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Local Foundation Repair Contractors Near Garland, TX
The following are a few contractors in your area. Note that these companies have not been screened or vetted by HomeBlue. Please conduct proper due diligence prior to hiring these or any other company you may select.
Align Foundation Repair Align Foundation Repair is a full service foundation repair and drainage solution company dedicated to the highest quality repair and integrity in Garland and Dallas. We pride ourselves in creating a new level of trust for our customers. Creating a new tempo for the industry, we found our in niche Garland and Dallas by focusing on customer services as much as the quality products we install and provide. We have also turned our attention to research and development, finding the highest level of products to provide for our customers at affordable prices. Align Foundation Repair uses a several different Methods of foundation repair such as pier and beam, concrete piling, drilled pier, and spread footing foundation repair
Granite Foundation Repair, Inc. Betty and Jim Oursler founded Granite Foundation Repair with one goal in mind – to build a foundation repair company people could count on. This simple concept has helped us grow to be one of the most respected foundation contractors in Dallas and surrounding areas. We specialize in residential foundation repair, apartment foundation repair, commercial concrete slab and pier-and-beam foundations – and in taking care of our customers. With thousands of foundation contractors in the Dallas area, it is important to know that we have been around a long time and have an established history as a foundation contractor.
Williamson Foundation Repair With Over 30 years of experience, you may never find a more qualified foundation repair specialist working on your home. Williamson Foundation Repair’s goal is to develop an un-matched reputation in the foundation repair industry as the leader in service, quality, competency, and caring. We strive to be a company our competitors aspire to become, and their employees seek to join as we single-handedly change the public’s perception of the word “Contractor”.
Butler Foundation of Richardson & Plano Inc. Butler Foundation of Richardson & Plano Inc., formed in 1977, was a pioneer in the installation of deep-drilled concrete piers for foundation repair. In 1980, Mr. Al Pryor purchased Butler Foundation of Richardson & Plano Inc., further perfected the foundation repair methods and built Butler Foundation of Richardson & Plano Inc. into one of the most highly respected foundation repair companies in the Metroplex. In 1987 Mr. Pryor personally trained several individuals in his effective, high-quality foundation procedures. Once satisfied with their competence, he allowed them to form their own individually owned and operated Butler Foundation of Richardson & Plano Inc. companies.
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Related Pages
- How to Get Foundation Repair Price Quotes
- How to Get Matched to Foundation Repair Contractors
- Foundation Repair Cost Guide
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